DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA

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1 DEPARTMENT OF PLANNING JEFFERSON PARISH, LOUISIANA DOCKET NO: : SITE PLAN REVIEW REPORT ADVERTISING DATES: 0/2/16 0/0/16 04/06/16 : - Mark D. Spears Jr. AT LARGE: A - Christopher L. Roberts B - Cynthia Lee-Sheng PAB PUBLIC HEARING: HEARING LAST MEETING DATE FOR ACTION: 04/14/16 08/10/16 LOCATION: 2400 Lapalco Boulevard located on Lot T-1-B, Destrehan Division Subdivision bounded by Brooklyn Avenue, Three Mile Canal and Lapalco Boulevard (Figure 1). OWNER: H & A International LLC / Hamid Dalili APPLICANT: Clifton James, Jr. ZONING/FUTURE LAND USE: Mixed Use Corridor District (MUCD)/High Intensity Commercial (HIC) (Figure 2) REQUEST: A request for variances to the side and rear yard requirements, the architectural treatment of metal buildings, the architectural treatment of support buildings, and minimum size of structures regulations of the Mixed Use Corridor District FINDINGS: 1. The subject lot, T-1-B, Destrehan Division, 2400 Laplaco Blvd, is,097.5 sq. ft., with 12.9 ft. of frontage on Lapalco Blvd. and a depth of 250 ft. (Figure ). 2. The subject site, which is paved from lot line to lot line contains a 1,779 sq. ft. restaurant, a 2,920 sq. ft. warehouse, and a 1,678 sq. ft. concrete slab.. In 2015, the Department of Inspection and Code Enforcement Building cited the property owner for a building violation for illegally installing eight sheds along the perimeter of the lot. The applicant has since removed one shed as per the site plan. The sheds are labeled Merchandise on the site plan and are refered to as merchandise buildings in this report (Figure 4). 4. Nearby uses include general retail, vehicle sales, vehicle rental, a Whitney Bank with a drive through, and residential dwellings across Lapalco. Many of the nearby development sites were developed prior to the adoption of Ordinace 17585; which rezoned Lapalco from Gardere Canal to Belle Chasse Highway MUCD in Printed: 4/8/16 1 Revised: 4/5/16 BDM

2 5. The applicant intends to use the seven merchandise buildings as flea market space and 200 sq. ft. of the existing warehouse as an office. The applicant plans to use the existing 1,678 sq. ft. concrete slab as part of the flea market at a later date which will require an amendment to this plan if approved. 6. The merchandise buildings measure at 240 sq. ft. which are 260 sq. ft. below the minimum 500 sq. ft. required for any commercial structure in the MUCD; therefore the applicant requested a variance for the building size (Sec (j). 7. The merchandise buildings are shown on the site plan as 1.7, 1.8,.6,.65, and 4.0 ft. respectively from the property line. These setbacks do not meet the minimum side yard setback requirement of ten ft. in the MUCD; therefore the applicant has requested a variance for the building setbacks (Sec (b)(2)a.) (Figure 4). According to the proposed site plan, all walls less than ten feet from the property line will have a two-hour fire rating (Figure 5). 8. The existing warehouse and concrete slab are 7. ft. from the rear lot line and 8.15 ft. and 4.4 ft. from the side lot line, respectively. These setbacks do not meet the minimum rear yard setback of ten ft., nor the minimum side yard setback of ten ft. in the MUCD: therefore the applicant has requested a variance for the building setback (Sec (b)(2)a. & (b)()a.). 9. MUCD landscape standards require that a minimum of 10% of the development site, subject to site limitations, be landscaped (Sec (b)()a). The site plan indicates an addition of three new Cedar Elms in a new 428 sq. ft. landscaped island. Lot T-1-B is nearly paved lot line to lot line, therefore compliance with the MUCD landscaping requirements would be difficult due to the limited area of the site (Figure 6). 10. MUCD regulations require that any buildings with metal exterior shall be designed so that the front building face be finished with wood, brick stucco, concrete blocks with architectural treatment, glass or other similar material (Sec (h). The seven merchandise buildings are clad in metal, therefore the applicant has requested a variance for façade materials. 11. The proposed development on Lot T-1-B requires 4 parking spaces and the site plan indicates 7 parking spaces including two wheelchair accessible spaces. 12. An existing detached sign with two panels each measuring 8 ft. by 6 ft. or 48 sq. ft. will remain. 1. Variances in the MUCD regulations shall be approved by the Jefferson Parish Council, upon recommendation by the Planning Department and the Planning Advisory Board, provided that the following criteria are met (Sec (e)(1)b.): 1. The variance is consistent with the general provisions and intent of the zoning district: The proposed variances to the required rear and side yard setbacks are not consistent with the intent of the MUCD which is to create superior development along major throughfares. The proposed variances to architectural treatment of metal buildings, the architectural treatment of support buildings, and minimum size of structures are also not consistent with the intent of the MUCD. A mix of exterior building material for multiple buildings, many of which are substandard in size, on the same parcel does not create a unified or coherent development. Printed: 4/8/16 2 Revised: 4/5/16 BDM

3 2. The variance is harmonious and compatible with adjacent land uses. The proposed variances for architectural treatment of metal buildings, the architectural treatment of support buildings, and minimum size of structures are not harmonious with the adjacent land uses. Nearby uses include auto repair, vehicle sales and rental, a Whitney Bank with a drive through, and a commercial shopping center all in the MUCD. A side yard variance will negatively impact the adjacent and nearby land uses (Figure 1). Adding density to the site through piecemeal development with additional small merchandise buildings requiring multiple variances will not improve the MUCD corridor. Granting a variance to these regulations for one parcel will disrupt the overall quality and visual appeal of the MUCD corridor.. Special conditions and circumstances exist peculiar to land, structures or buildings which are not applicable to other land, structures or buildings in the same district and which a site related hardship can be demonstrated. The subject site meets the minimum width, depth, and area requirements of the MUCD. It also does not have peculiar conditions or circumstances which prevent compliance with the MUCD regulations. DEPARTMENT COMMENTS: Public Works is NOT OPPOSED to this Case but has the following Stipulations: MUC The Department of Public Works (on 12/15/15) has no objection. It should be noted that Lot T-1-B is not within 00 feet of Parish maintained sanitary sewerage and a permit from the State for a sewerage treatment plant will be required at the permit stage; and that there is only a 6 inch Price Bros. pipe fronting the property, and if new water service is required, the applicant will have to submit engineering plans to the Parish for review and approval to tap and extend a new 8 inch service line and fire hydrant, all costs are at his expense. The Traffic Engineering Division finds that the sight triangles are acceptable and a TIA is not required. The proposed tree species and planting locations are acceptable. Engineering plans will be reviewed at the permit stage. ICE - Building is OPPOSED to this Case for the following reasons: Insufficient side yard set back for merchandise buildings. Insufficient side yard and rear yard set backs for proposed Flea Market building. Proposed Flea Market building and Merchandise buildings shall meet the BFE elevation or approval from Board of Standards and Appeals. ICE - Site Plan is NOT OPPOSED to this Case. Westbank Fire Department is NOT OPPOSED to this Case but has the following Stipulations: Not opposed provided compliance with Harvey Vol. Fire Co. No. 2 requirements upon occupancy. Environmental Department is NOT OPPOSED to this Case. Parish Attorney is NOT OPPOSED to this Case. CODE VIOLATIONS: No zoning code violations. Building code violation No for numerous accessory buildings placed on the property without a permit. Printed: 4/8/16 Revised: 4/5/16 BDM

4 CONSISTENCY WITH COMPREHENSIVE PLAN: The proposed site plan is not consistent with Policy 1.4.5: to promote attractive mixed-use developments in high volume transportation corridors. Variances to the setback, building material, and building size on the subject lot would reduce the impact of MUCD regulations along the corridor. The proposed site plan is not consistent with Policy 2.5.: to promote positive design through the inclusion of buildings of similar mass and scale and a Mixtures of coordinated architectural styles in commercial and mixed-use areas. CONCLUSION: The seven merchandise buildings do not meet minimum building size regulations, exterior building material regulations, and side yard setback requirements The site plan presents multiple shortcomings that create a substandard development The approximately,000 sq. ft. lot meets all MUCD width, depth, and area requirements of the MUCD. Alternative development, including other uses, fewer uses on the site, different site layout, fewer buildings or buildings with a more consistent exterior design may better conform to the intent and regulations of the MUCD without the need for variances. PLANNING DEPARTMENT RECOMMENDATION: The Planning Department recommends denial of the proposed variances. PLANNING ADVISORY BOARD: The Planning Advisory Board recommended deferral to the April 14, 2016 meeting (See PAB minutes). Printed: 4/8/16 4 Revised: 4/5/16 BDM

5 TABLE 1 MUCD SITE INFORMATION Criteria Required Proposed Lot area 10,000 sq. ft.,097.5 sq. ft. Building area 500 sq. ft. min New Accessory Structures: 240 sq. ft. each Existing Restaurant: 1,779 sq. ft. Existing Warehouse: 2920 sq. ft. Building height 65 ft. max New Accessory Structures: 11 6 Rear yard setback 10 ft. 7. ft. Side yard setback 10 ft. 1.7 ft. on Brooklyn Ave side.6 ft. on Three Mile Canal /Peters Road side Side yard setback (Access Rd.) 10 ft. N/A Parking 4 spaces 5 standard & 2 handicap accessible TABLE 2 MUCD GENERAL DESIGN STANDARDS [Section ] CRITERIA COMPLIANCE Public service infrastructure Transportation networks Service bays / drives Curbs Lighting Minimum 500 sq. ft. for all commercial buildings YES NO FINDINGS Not within 00 feet of Parish maintained sanitary sewerage; state permit required Meets requirement Meets requirement Meets requirement Meets requirement Seven merchandise buildings are each approximately 50% less than the required minimum square footage Play area N/A Not applicable Screening / size of Not applicable N/A support structures Architectural Does not meet the requirement treatment of metal buildings / support buildings Printed: 4/8/16 5 Revised: 4/5/16 BDM

6 Aerial of Vicinity Petitioned Property Brooklyn Avenue Lapalco Boulevard Figure 1

7 Zoning MUCD R- OW-1 Petitioned Property LOT T-1-B Brooklyn Avenue Lapalco Boulevard Figure 2

8 Existing Warehouse 12.9 Existing Concrete Slab Survey Petitioned Property LOT T-1-B,097.5 sq. ft ACRES Brooklyn Avenue Side Existing Restaurant 12.9 Lapalco Boulevard Figure

9 20 ft. Merchandise Buildings 11 6 Each Merchandise Building is 240 sq. ft. Image not to scale Figure 4

10 Setback 1.7 ft. setback from property line. Image not to scale Figure 5

11 Setback from property line between 1.7 and 1.8. Setback from property line between.6 and 4 Proposed Parking & Landscaping as of /27/16 Brooklyn Avenue Side Lapalco Boulevard Figure 6

12 Setback from property line between 1.7 and 1.8. Setback from property line between.6 and 4 Proposed Parking & Landscaping as of 4/5/16 Brooklyn Avenue Side Lapalco Boulevard Figure 7

13 11 6 Elevation as of 4/5/16 Side Elevation 12 0 Metal Exterior to be clad in Hardi Plank siding 11 6 Front Elevation Image not to scale 4/14/16 Figure 8